Civitas Building

Phase 2 Maintenance & Repairs

Sector: Healthcare

Scope of Work:
The scope of work for Phase 2 of the Civitas Building project focuses on HVAC system refurbishment, mechanical repairs, and electrical system upgrades. The following key areas were addressed:

Chilled Water System Upgrades

Removal, refurbishment, servicing, and reinstallation of:
- - Primary and secondary chilled water pump loop sets, including jockey sets.
  - Chilled water valves and strainers.
Supply, delivery, and installation of a new water-cooled chiller as per specifications.
Replacement of corroded chilled water and condenser water piping.
Installation of new differential pressure gauges (with siphon tubes) on the inlet and outlet of the chilled water piping system.
Inspection and full pressure testing of chilled water and condenser water pipes, including commissioning results.

Air Handling & Ventilation System Refurbishment

Supply, delivery, installation, and commissioning of:
- Air handling units (HPI or other approved brands).
- Fan coil units (Sinko or other approved brands).
- Ventilation and smoke fans.
- Grilles, weather louvres, disc valves, diffusers, filters, dampers, and associated fittings.
Strip, refurbish, and service various installed AHUs as per manufacturer specifications.
Full inspection and servicing of console fan coil units, including valve cluster sets, modulating valve actuators, and controllers.
Installation of 2-way Belimo modulating 220V control valves with actuators, compatible with the Building Management System (BMS).
Fire-proofing insulation and sealing of all ductwork, air conditioning units, and fans to prevent dust ingress.
Disinfection and sterilisation of all ductwork using an EPA/FPA-approved biocide.
Pressure testing of all ducting installations in compliance with SANS 10173 standards.
Removal and disposal of redundant ductwork.

Cooling Tower & Water Treatment

Replacement of cooling tower access gaskets.
Servicing and descaling of cooling towers.
Installation of a water treatment system with TDS control and associated equipment.

Mechanical & Electrical System Repairs

Supply, delivery, and installation of electrical distribution boards for the HVAC system.
Refurbishment and servicing of the Plant Management System (Airtek BACnet).
Replacement of bearings, V-belts, and bushings.
Replacement of faulty damper motors to reinstate correct condenser water temperature control.

Documentation, Testing & Training

Production of HVAC system working drawings.
Labelling of equipment for easy identification and maintenance.
Provision of operating and maintenance manuals, including user training.
Additional copies of approved O&M manuals.
Completion of full hydraulic calculations.
Comprehensive maintenance guarantee for all installed and refurbished systems.

Project Highlights & Achievements:
Despite the challenges encountered, all project objectives were successfully met. The project is recognised as a success by all stakeholders due to:

Timely resolution of issues and effective problem-solving.
High-quality standards maintained throughout the implementation.
Restoration of the HVAC system to full operational efficiency.
Positive impact on all parties involved, ensuring long-term benefits for the building’s occupants and facilities.

Given the complexities of implementing a project of this scale in Pretoria, the successful completion of Phase 2 stands as a testament to strategic planning, technical expertise, and strong collaboration among all stakeholders.

1. INTRODUCTION:
a. Appointment

The Development Bank of Southern Africa appointed Ukuza Consulting (Pty) Ltd for the Alterations and Additions to the Civitas Building in Pretoria.

b. History
The Civitas Building was originally built in 1973, consisting of a South Tower of 31 floors including the roof and roof access. On the list of the tallest buildings in South Africa, The Civitas Building occupies the 29th spot, with a height of 112 meters. In 2004, it was mentioned in the media that hundreds of people working in the building were going to be evacuated immediately following the discovery of major structural damages to the building. The media also stated that the building was leaning over dangerously, however this was not so, but there were structural problems that needed to be attended to urgently. The reason for the planned evacuation was the deterioration of the water reticular system as a result of which the pipes and valves have been weakened. However, the booster pumps were in the process of being replaced and fire extinguishers were being installed in areas where there werewas insufficient pressure in the water pipes and putting high value documents at risk. At this point, the building housed the Department of Home Affairs and the Department of Health and was now 34 years old.

In (Month) 2008, the Building was renovated, with an approximate value of R900 million, which included the addition of the greenish glass façade and the addition of the new 9 storey North Tower alongside it. In addition to giving the building a new look, the green glass “curtain walls” were designed to make the building more energy efficient. The glass curtain walls consist of sealed, insulated glass units consisting of specialised inner and outer glass panels with an airspace in between them, as well as improveimproving the natural lighting in the office areas while simultaneously reducing solar heat build-up between the buildings, resulting in decreased lighting and air-conditioning energy requirements.

However, in (Month 2008), the National Education, Health and Allied Workers Union (NEHAWU) and the Public Servants Association shut down proceedings at the Building, as aggrieved workers stated that the managing executives failed to take steps to make the glass curtain walls building compliant with the occupants’ health and safety standards.

The reports entail the outcomes of the assessment and recommended refurbishments to be conducted on each level of the S-Block Building.

c. Location
DUT Steve Biko Campus is situated on the Cnr. Of Steve Biko Road and Botanic Gardens Road at co-ordinates 29°51ˈ09 ̎S and 31°0 ̍13 ̎E.

2. PROJECT OVERVIEW:
The project consists of the refurbishment of S-Block on Steve Biko Campus.

Elements inspected in this report are:

Roof slabs and Suspended Floor Slabs inclusive of Waterproofing
Stairways
Link Bridges
Ablution Facilities
External Façade: Brick and Concrete
Internal assessment of: Department Offices, Faculty Offices, Lecture Venues, Laboratories, Workshops and Open Areas.
Wet Services Infrastructure such as Visible Manholes and Channels, Portable Water Lines and Fire Water mains
Waterproofing
Electrical components

3. PROJECT MANAGER AND QUANTITY SURVEYOR’S REPORT:
3.1. Norms and Standards
Standards that apply to the repairs of damaged elements during design and construction are as follows:
South African National standard: The application of the National building Regulations

SANS10400-E:2011 Part E: Demolition
SANS10400-F:2011 Part F: Site Operations
SANS10400-G:2011 Part G: Excavations
SANS10400-H:2011 Part H: Foundations
SANS10400-K:2011 Part K: Walls
SANS10400-L:2011 Part L: Roofs
SANS10400-P:2011 Part P: Drainage
SANS10400-R:2011 Part R: Storm Water Disposal